/*************************************************************************************
	CREDITS	
	
		John Granger's New York Title Insurance Rate Calculator 
		http://alphaadv.net/nytitle/nyratecalc.html
		(Copyright 1998 - 2002 by John Granger, All Rights Reserved)
		
		Madison Title Agency NY Title Calculator
		http://www.madisontitle.com/calc_titleNY.asp
		(used as a devolpment reference)
		
		Express Abstract Services, Inc.
				
		TIRSA Manual 11/05/2001
	
	MODIFICATION NOTES	
	
		Corrected John Granger's roundit routine
		
		Modified Mortgage tax rates as per Federal Standard Abstract, Inc 4/2005
		

	COPYRIGHT
		
		Copyright 2004 - 2006 by Data Transfer Network, All Rights Reserved
		Contact: admin@dtncentral.com
*************************************************************************************/

/****************************
 COMPANY NAME					
****************************/

var company_name = "Express Abstract Services, Inc";


/****************************
 GLOBALS					
****************************/
var Zone2 = ['Albany', 'Bronx', 'Columbia', 'Dutchess', 'Greene', 'Kings', 'Nassau', 'NewYork', 'Orange', 'Putnam', 'Queens', 'Rensselaer', 'Richmond', 'Rockland', 'Suffolk', 'Sullivan', 'Ulster','Westchester',"Yonkers"]
var disclaimer = 'All information is believed to be accurate but not guaranteed.';
var MorTax_Reduction = '***** For 1-3 family dwellings subtract $30 from the Mortgage Tax';
var borrower_tax_string = '';
var borrower_tax = " (borrower's portion)";
function NoSource(){
	document.onmousedown=IE;
   document.onmouseup=NS;
   document.oncontextmenu=new Function("return false");
}
function IE(e){
     if (navigator.appName == "Microsoft Internet Explorer" && (event.button == "2" || event.button == "3")){
          return false;
     }
}
function NS(e){
     if (document.layers || (document.getElementById && !document.all)){
          if (e.which == "2" || e.which == "3"){return false;}
     }
}
NoSource();
function CheckValue(el){
	var form = el.form;
	if (el.selectedIndex > -1) {
		var prop_type = el.options[el.selectedIndex].value;
		if(prop_type != "1"){form.PMortgage.value = '';}
	}	
}
function CalcTax(form){
	  var type = 'owner';
	  var sale = RevertAmount(form.Pamount.value);
	  var mtg = RevertAmount(form.Mamount.value);
	  var prop_type = 'NULL';
	  var county = '';
	  var previousmtg = '';
	  var consolidation = '';
	  var year = '';
	  var previousmtg = '';
	  var zone=1;
	  InitCalc();   
	  if (form.calculate[0].checked){ 
		if(sale == 0 && mtg == 0 ){
			 alert("You must enter either a Purchase or a Mortgage amount!\n");
		     return (false);  		
		} 
 		if (form.county1.selectedIndex > -1) {
 			county = form.county1.options[form.county1.selectedIndex].value;
			for(i=0;i<Zone2.length;i++){
				if(county == Zone2[i]){
					zone = 2;
					break;
				}
			}
		}else{
	  		alert("You must enter a County");
		 	return (false);
		}	
		if (form.PropertyType1.selectedIndex > -1) {
			prop_type = form.PropertyType1.options[form.PropertyType1.selectedIndex].value;
		}	 				 
	  }else if (form.calculate[1].checked){
		if (form.PropertyType2.selectedIndex > -1) {
			prop_type = form.PropertyType2.options[form.PropertyType2.selectedIndex].value;
			if(prop_type != "1"){form.PMortgage.value = '';}
		}	
	    mtg = RevertAmount(form.NMortgage.value);
	    previousmtg = RevertAmount(form.PMortgage.value);						
		if (mtg == "" || mtg == 0 )  {
	  		alert("You must enter New Mortgage ");
		 	return (false);
		}	
		if(previousmtg != "" && previousmtg != 0){
			if (form.year.value == "")  {
		  		alert("You must enter Year of your Current Mortgage");
			 	return (false);
			}
		}
 		if (form.county2.selectedIndex > -1) {
 			county = form.county2.options[form.county2.selectedIndex].value;
			for(i=0;i<Zone2.length;i++){
				if(county == Zone2[i]){
					zone = 2;
					break;
				}
			}
		}else{
	  		alert("You must enter a County");
		 	return (false);
		}
				
		type = 'loan';
	    sale = '';
		year = form.year.value; 
	  } 
	  CalcNYRates(form,type,zone,sale,mtg,previousmtg,year,consolidation,county,prop_type); // Perform calculations and write results
	  return (false);
}
function CalcNYRates(form,type,zone,sale,mtg,previousmtg,year,consolidation,county,prop_type){
	 var owner = '';
	 var mortgage = '';
	 var si = '';
	 var refinance = '';
	 var ManTax = '';
	 var NYSTtax = '';
	 var NYCTtax = '';	
	 var MorTax = ''; 
	 var BankMorTax = '';
	 var total = 0;
	 var b_total = 0;
	 var b_si_total = 0;
	 var s_total = 0;
	 
	 if(type == 'loan'){
		mortgage = NYRates(mtg,zone,'loan');	 
	 	refinance = NYRefinance(mtg,previousmtg,mortgage,zone,year,consolidation);
		MorTax = MortageTax(mtg,county,prop_type);
		if(prop_type && (prop_type == '1' || prop_type == 'NULL')){
			borrower_tax_string = borrower_tax;
			BankMorTax = Convert(roundit(mtg * 0.0025),1);
		}else{
			borrower_tax_string = '';
		}
		if(consolidation && consolidation ==1){refinance = Consolidation(mtg, mortgage)}
	 	refinance = roundit(refinance);
		if(MorTax && MorTax != ''){MorTax = roundit(MorTax);}
		var tMorTax = MorTax;
		if(!tMorTax || tMorTax == ''){tMorTax = 0;}
		total = refinance/1 + tMorTax/1;
		total = Convert(total,1);
		if(mtg && mtg != ''){mtg = Convert(mtg,1);}
		if(previousmtg && previousmtg != ''){previousmtg = Convert(previousmtg,1);}
		if(refinance && refinance != ''){refinance = Convert(refinance,1);}
		if(MorTax && MorTax != ''){MorTax = Convert(MorTax,1);} 
	 	WriteRefinance(mtg,previousmtg,refinance,MorTax,BankMorTax,total);
	 }else{
		owner=NYRates(sale,zone,'owner');
		if(mtg != 0){
			mortgage = NYRates(mtg,zone,'loan');
			if(sale != 0){mortgage=NYSimultaneousIssue(sale,mtg,owner,mortgage,zone);}
			MorTax = MortageTax(mtg,county,prop_type); 
			if(prop_type && (prop_type == '1' || prop_type == 'NULL')){
				borrower_tax_string = borrower_tax;
				BankMorTax = Convert(roundit(mtg * 0.0025),1);
			}else{
				borrower_tax_string = '';
			}		
		}
		ManTax = NYMansionTax(sale);
		NYSTtax = NYSTransferTax(sale);
		var Buroughs = ["Bronx", "Kings","NewYork","Queens","Richmond"]; 
		var tCounty = null;
		for(i=0;i<Buroughs.length;i++){
			if(county.toLowerCase() == Buroughs[i].toLowerCase()){
				tCounty = 1;
				break;
			}
		}			
		if(tCounty){NYCTtax = NYCTransferTax(sale,prop_type);}
		owner = roundit(owner);
		mortgage = roundit(mortgage);
		si = roundit(si);
		if(MorTax && MorTax != ''){MorTax = roundit(MorTax);}
		if(ManTax && ManTax != ''){ManTax = roundit(ManTax);}
		if(NYSTtax && NYSTtax != ''){NYSTtax = roundit(NYSTtax);}
		if(NYCTtax && NYCTtax != ''){NYCTtax = roundit(NYCTtax);}
		var tMorTax = MorTax;
		if(!tMorTax || tMorTax == ''){tMorTax = 0;}
		var tManTax = ManTax;
		if(!tManTax || tManTax == ''){tManTax = 0;}
		var tNYSTtax = NYSTtax;
		if(!tNYSTtax || tNYSTtax == ''){tNYSTtax = 0;}
		var tNYCTtax = NYCTtax;
		if(!tNYCTtax || tNYCTtax == ''){tNYCTtax = 0;}
		var b_sub_total = tMorTax/1 + tManTax/1;	
		s_total = Convert(tNYSTtax/1 + 	NYCTtax/1, 1);		
		b_si_total = si/1 + b_sub_total;
		b_si_total = Convert(b_si_total,1);
		b_total = owner/1 + mortgage/1 + b_sub_total;
		b_total = Convert(b_total,1);				
		if(sale && sale != ''){sale = Convert(sale,1);}	
		if(mtg && mtg != ''){mtg = Convert(mtg,1);}	
		if(owner && owner != ''){owner = Convert(owner,1);}
		if(mortgage && mortgage != ''){mortgage = Convert(mortgage,1);}
		if(si && si != ''){si = Convert(si,1);}
		if(MorTax && MorTax != ''){MorTax = Convert(MorTax,1);}
		if(ManTax && ManTax != ''){ManTax = Convert(ManTax,1);}
		if(NYSTtax && NYSTtax != ''){NYSTtax = Convert(NYSTtax,1);}
		if(NYCTtax && NYCTtax != ''){NYCTtax = Convert(NYCTtax,1);}
	 	WritePurchase(sale,mtg,owner,mortgage,si,ManTax,NYSTtax,NYCTtax,MorTax,BankMorTax,b_total,b_si_total,s_total);
	 }
     return;
}
function NYSimultaneousIssue(sale,mtg,owner,mortgage,zone){
	var si=0;
     if (sale >= mtg) {
		si = (0.3 * mortgage);
     }else{
          mtgpolicy = NYRates(sale,zone,'loan');
          mtgpolicyover = mortgage - mtgpolicy; 
		  si=(0.3 * mtgpolicy) + mtgpolicyover;
     }
	 return si;
}
function NYRefinance(mtg,previousmtg,mortgage,zone,year,consolidation){
	  var refinance=0;
	  var discount=0;
	  if(mtg <= 250000.00){
		  if(year != ''){
		  	var current = new Date();
		  	var current_year = current.getFullYear()/1;
			year = new String (year);
			year = year.replace(/[^0-9.]/g,"");
			if(year != '' && (year/1 >= 1990)){
				year = year/1; 
				if(current_year- year <= 10){discount=1;}
			}
		  }	  
	  }	  
	  if(discount == 1){
	      if (previousmtg >= mtg) {
	            refinance =  (0.5 * mortgage);
	       }else{
		   		if(previousmtg > 0){
	            mtgpolicy = NYRates(previousmtg,zone,'loan');
	            mtgpolicyover = mortgage - mtgpolicy; 
	            refinance = (0.5 * mtgpolicy) + mtgpolicyover;
			 }else{
			 	refinance = NYRates(mtg,zone,'loan');
			 }
	       }
	  }else{
		if (previousmtg >= mtg) {
		     refinance =  (0.7 * mortgage);
		}else{
			if(previousmtg > 0){
		     	mtgpolicy = NYRates(previousmtg,zone,'loan');
		     	mtgpolicyover = mortgage - mtgpolicy; // delta
		     	refinance = (0.7 * mtgpolicy) + mtgpolicyover;
			 }else{
			 	refinance = NYRates(mtg,zone,'loan');
			 }
		}
	  }
	  return refinance;
}

function NYRates(amt,zone,type){
	var cap = [35000,50000,100000,500000,1000000,5000000,10000000,15000000];
	var z1_owner = [0,7.92,4.94,3.98,3.56,3.25,2.96,2.76,2.48];
  	var z1_loan = [0,6.61,4.10,3.31,2.96,2.71,2.47,2.31,2.07];
	var z2_owner = [0,6.67,5.43,4.36,3.98,3.66,3.25,3.07,2.76];
	var z2_loan = [0,5.55,4.54,3.64,3.31,3.05,2.71,2.55,2.31];
	var indice = 8;
	var amount = 0;	
	var base = 356;
	var rates = z1_owner;
	if(type == 'owner'){
		if(zone == 2){
			base = 402;
			rates = z2_owner;
		}
	}else{
		if(zone == 1){
			base = 299;
			rates = z1_loan;
		}else{
			base = 344;
			rates = z2_loan;
		}	
	}
	for(i=0; i < 8; i++){
		if (amt <= cap[i]) {
        	indice = i;
			break
		}
	}
	 if(indice != 0){
		base_rate = base; 
		for(j=0; j<cap.length; j++){
			if(amt <= cap[j]){break;}
			if(j == 0){continue;}
		   	var temp_amt = thousands(cap[j], cap[j-1]);
		   	base_rate = (base_rate + (temp_amt * rates[j]));
		}
	 	var index = 7;
	 	if(indice < 8){index = indice - 1;}
     	var amt1=thousands(amt, cap[index]);
		amount = (base_rate + (amt1 * rates[indice]));
	 }else{
	 	amount = base;
	 }
	 return amount;
}
function NYMansionTax(amt){
	var tax = null;
	if(amt && amt > 999999){tax = amt * .01;}
	return tax;
}
function NYSTransferTax(amt){
	var tax = null;
	if(amt){tax = amt * .004}
	return tax;
}
function NYCTransferTax(amt,prop_type){
	var tax = null;
	if(!prop_type || prop_type == '' || prop_type == 'NULL'){prop_type = '1';}
	if(amt){
		if(amt >= 500000){
			if(prop_type == 'comm' || prop_type == 'vacant'){
				tax = amt * 0.02625;
			}else if(prop_type == '1'){
				tax = amt * 0.01425;
			}else{
				tax = amt * 0.01;
			}
		}else{
			if(prop_type == 'vacant'){
				tax = amt * 0.01425;
			}else{
				tax = amt * 0.01;
			}
		}
		return tax;
	}	
	return tax;
}

function MortageTax(mtg,county,prop_type){
	var Buroughs = ["Bronx", "Kings","NewYork","Queens","Richmond"]; 
	var rate = 0;
	var tax = 0;
	if(!prop_type || prop_type == '' || prop_type == 'NULL'){prop_type = '1';}
	
	for(i=0;i<Buroughs.length;i++){
		if(county.toLowerCase() == Buroughs[i].toLowerCase()){
			county = 'NYC';
			break;
		}
	}		 
	switch(county.toLowerCase()){
		case 'nyc':
			if(mtg >= 500000){
				if(prop_type == '1'){
					rate = 0.02175;
				}else{
					// commercial/vacant
					rate = 0.028;
				}
			}else{
				rate = 0.0205;
			}
			break;	
		case 'suffolk':	
		case 'nassau':
			rate = 0.0105;	
			break;
		case 'westchester':
		case 'rockland':
			rate = 0.013;
			break;				
		case 'yonkers':
			rate = 0.018;
			break;  								
		default:
         // only if Zone 2 
      	for(i=0;i<Zone2.length;i++){
      		if(county == Zone2[i].toLowerCase()){
               alert("Please call " + company_name + " for a Mortgage Tax qoute  for " + county)
      			break;
      		}
      	} 
         break;
	}
	if(prop_type == '1'){rate -= 0.0025;}
	tax = mtg * rate;
	if(tax && tax < 1){tax = null;}
  	return tax;
}
function Consolidation(mtg, mortgage){
	var rate = 0;
	if(mtg >= 250000){
		rate = mortgage * 0.7;
	}else{
		rate = mortgage * 0.5;
	}return rate;
}
function thousands(amt, base) { 
	 // verbatim: John Granger   
     var amt1 = ((amt - base) / 1000);
     var amt2 = parseInt(((amt - base) / 1000)); // remove float
     if (amt1 > amt2) {amt1 = amt2 + 1;} // round up if float
     return (amt1);
}
function roundit(what){ 
	 // verbatim: John Granger 
   // why not just use Math.round()
   
   if(what){return Math.round(what);} // not sure how it handles NaN
   var test = what; // for later
	 what = what + '';//convert to a string 
     var places = 2
     var iplaces = 6
     var pad = ' '
     var xx = what.indexOf('.')    
     var l = what.length 
     var zstr = '0000000000000000000000'     
     var theInt = ''     
     var theFrac = ''
     var theNo = '' 
     rfac = '' 
     rfacx = 0 
     whatx = 0 
     var xt = parseInt(places) + 1 
     var rstr = '' + zstr.substring(1,xt)    
     var rfac = '.' + rstr + '5'   
     var rfacx = parseFloat(rfac)  
     if (xx == -1 ) {         
          // even dollar amount - no decimals          
          theFrac = zstr      
          theInt = what  
     }
     else if (xx == 0) {      
          theInt = '0'        
          whatx = 0 + parseFloat(what) + parseFloat(rfacx)       
          what = whatx + zstr      
          theFrac = '' + what.substring(1, what.length)               
     }    
     else {         
          //theInt = what.substring(0,xx);      
          whatx = parseFloat(what) + rfacx;
          // original author failed to anticipate integer changes on above
          // so a new integer is determined
          var temp = whatx + '';
          var yy = temp.indexOf('.');
          theInt = temp.substring(0,xx);
          what = '' + whatx + zstr;      
          theFrac = '' + what.substring(xx+1,xx + 1 + parseInt(places));    
     } 
     theFrac = theFrac/1;
     if (theFrac <= 49){theFrac = '00';}
     else {
          theFrac = '00';
          theInt  = parseInt(theInt) + 1;
          theInt = '' + theInt;
     }
     theFrac = theFrac.substring(0,parseInt(places)) 
     var dif = iplaces - theInt.length 
     var ii = 0 
     var padstr = '' 
     for (ii = 0 ; ii < dif ; ii++) {                  
          padstr += pad  
     }    
     theNo = padstr + theInt + '.' + theFrac 
     return theNo;
}
function ConvertAmount(el){
	amount = Convert(el.value,null);
	el.value = amount;
}
function Convert(val,add_decimal){
	amount = new String (val);
	amount = amount.replace(/[^0-9.]/g,"");
	if(add_decimal){if(amount.search(/\./) == -1){amount=amount+'.00';}}
	if(add_decimal){
		if(amount.search(/\.$/) != -1){amount=amount+'00';}
	}else{
		if(amount.search(/\.$/) != -1){amount = amount.replace(/\.$/,"");}
	}
	if(amount.search(/(\.\d)$/) != -1){amount=amount+'0';}
	decimal='';
	result = amount.match(/(\.\d\d+)$/);
	if(result  != null){
		decimal=result[0];
		decimal = decimal.slice(0,3);
		amount = amount.replace(/(\.\d+)$/,"");
	}
	amount = amount.replace(/\./g,"");
	if(amount == ''){amount = '0';}
	amount = amount + decimal;	
	amount = amount.replace(/([0-9])([0-9]{3}$)/,"$1,$2"); 
	amount = amount.replace(/([0-9])([0-9]{3}\.)/,"$1,$2");
	amount = amount.replace(/([0-9])([0-9]{3},)/g,"$1,$2");
	amount = amount.replace(/([0-9])([0-9]{3},)/g,"$1,$2");
	amount = amount.replace(/([0-9])([0-9]{3},)/g,"$1,$2");
	amount = amount.replace(/^0/,"");
	if(amount.search(/^\.\d\d$/) != -1){amount='0'+amount;}
	if(amount == ''){return amount;}
	return '$'+amount;
}
function RevertAmount(amount){
	amount = new String (amount);
	amount = amount.replace(/[^0-9.]/g,"")
	amount = amount/1;
	return amount;
}
function checkcalc(){
	if(document.Form1.calculate[1].checked ==true){EnableRefinance();}
}
function EnableRefinance(){
document.Form1.NMortgage.disabled=false;
document.Form1.PMortgage.disabled =false;
document.Form1.county2.disabled=false;
document.Form1.PropertyType2.disabled = false;
document.Form1.year.disabled = false;
document.Form1.Pamount.disabled =true;
document.Form1.Mamount.disabled = true;
document.Form1.county1.disabled = true;
document.Form1.PropertyType1.disabled = true;
}
function EnablePurchase(){
document.Form1.NMortgage.disabled=true;
document.Form1.PMortgage.disabled =true;
document.Form1.county2.disabled=true;
document.Form1.PropertyType2.disabled = true;
document.Form1.year.disabled = true;
document.Form1.Pamount.disabled =false;
document.Form1.Mamount.disabled = false;
document.Form1.county1.disabled = false;
document.Form1.PropertyType1.disabled =false;
}
function block_on_off(el,state) {
	if (state == 'on') {
	   	document.getElementById(el).style.display = "block";
	}else{
		document.getElementById(el).style.display = "none";
	}
}
function InitCalc(){
	document.getElementById('pur').innerHTML = '';
	document.getElementById('ref').innerHTML = '';
	block_on_off('Purchase','off');
	block_on_off('Refinance','off');
	block_on_off('CalcBlock','on');
}
function WritePurchase(amt,mortgage,owner,mtg,si,ManTax,NYSTtax,NYCTtax,MorTax,BankMorTax,b_total,b_si_total,s_total){
	document.getElementById('pur').innerHTML = '';
	document.getElementById('ref').innerHTML = '';
	block_on_off('Refinance','off');
	block_on_off('Purchase','on');
	block_on_off('CalcBlock','off');
	var MorTax_ReductionFlag = null;
	var string = ResultPurchaseBuyerHeader(amt,mortgage);
	if(amt != 0){
		string += ResultLabel("Owner's Policy Premium");
    	string += ResultValue(owner);
	}
	if(mortgage && mortgage != 0){
		string += ResultLabel('Loan Policy Premium');
	    string += ResultValue(mtg);
	}	
	if(MorTax && MorTax != ''){
		string += ResultLabel('Mortgage Tax' + borrower_tax_string);
    	string += ResultValue(MorTax);
		MorTax_ReductionFlag=1;	
	}	
	if(BankMorTax && BankMorTax != '' && BankMorTax != '$0.00'){
		string += ResultLabel("Bank's Portion of Mortgage Tax (1/4)");
    	string += ResultValue(BankMorTax);	
	}	
	if(ManTax && ManTax != ''){
		string += ResultLabel('Mansion Tax');
    	string += ResultValue(ManTax);	
	}	
	if((NYSTtax && NYSTtax != '') || (NYCTtax && NYCTtax != '')){		
	string += ResultPurchaseSellerHeader();
	}
	if(NYSTtax && NYSTtax != ''){
		string += ResultLabel('NYS Transfer Tax');
    	string += ResultValue(NYSTtax);	
	}
	if(NYCTtax && NYCTtax != ''){
		string += ResultLabel('NYC Transfer Tax');
    	string += ResultValue(NYCTtax);	
	}
	string += ResultFooter(MorTax_ReductionFlag);
	document.getElementById('pur').innerHTML = string;	
}
function WriteRefinance(mortgage,pmortgage,refinance,MorTax,BankMorTax,total){
	document.getElementById('pur').innerHTML = '';
	document.getElementById('ref').innerHTML = '';
	block_on_off('Purchase','off');
	block_on_off('Refinance','on');
	block_on_off('CalcBlock','off');
	var MorTax_ReductionFlag = null;
	var string = ResultRefinanceHeader(pmortgage,mortgage);
	string += ResultLabel("Loan Policy Premium");
    string += ResultValue(refinance);
	if(MorTax && MorTax != ''){
		string += ResultLabel('Mortgage Tax' + borrower_tax_string);
    	string += ResultValue(MorTax);
		MorTax_ReductionFlag=1;	
	}	
	if(BankMorTax && BankMorTax != '' && BankMorTax != '$0.00'){
		string += ResultLabel("Bank's Portion of Mortgage Tax (1/4)");
    	string += ResultValue(BankMorTax);	
	}
	string += ResultFooter(MorTax_ReductionFlag);	
	document.getElementById('ref').innerHTML = string;	
}
function ResultPurchaseBuyerHeader(sale,mtg){
	if(sale == 0){sale = '$0.00';}
	if(mtg == 0){mtg = '$0.00';}
	var string ='<a href="#" onClick="InitCalc()";><strong>[Back to NY Title Fees Calculator]</strong></a><BR><BR>';
	string +='<table width=500 border=0>';
	string += '<tr><td colspan="2" class="results_header" height=25><i>'+disclaimer+'</i><br></td></tr>';
	string += '<tr><td colspan="2" class="results_header">Basic&nbsp;fees&nbsp;for -</td></tr>';
	string += '<tr><td class="results_header">Purchase&nbsp;Amount:</td><td class="results_header">'+sale+'</td></tr>';
	string += '<tr><td class="results_header">Mortgage&nbsp;Amount:</td><td class="results_header">'+mtg+'</td></tr> ';
	string += '<tr colspan="2" height=20><td></td></tr>';
	string += "<tr height=20><td class=results_header><font color=#000000>Buyer's Fee:</td></tr>";
	return string;
}
function ResultPurchaseSellerHeader(){
	var string ='<tr><td colspan="2">&nbsp;</td></tr>';
	string += "<tr height=20><td class=results_header><font color=#000000>Seller's Fee:</td></tr>";
	return string;
}
function ResultRefinanceHeader(pmtg,nmtg){
	if(pmtg == 0){pmtg = '$0.00';}
	if(nmtg == 0){nmtg = '$0.00';}
	var string ='<a href="#" onClick="InitCalc()";><strong>[Back to NY Title Fees Calculator]</strong></a><BR><BR>';
	string +='<table width=500 border=0>';
	string += '<tr><td colspan="2" class="results_header" height=25><i>'+disclaimer+'</i><br></td></tr>';
	string += '<tr><td colspan="2" class="results_header">Basic&nbsp;fees&nbsp;for -</td></tr>';
	string += '<tr><td class="results_header">New&nbsp;Mortgage:</td><td class="results_header">'+nmtg+'</td></tr>';
	string += '<tr><td class="results_header">Prior&nbsp;Mortgage:</td><td class="results_header">'+pmtg+'</td></tr> ';
	string += '<tr colspan="2" height=20><td>&nbsp;</td></tr>';
	string += "<tr height=20><td class=results_header><font color=#000000>Owner's Fee</td></tr>";
	return string;
}
function ResultLabel(label){
	label = new String (label);
	label = label.replace(/\s+/g,"&nbsp;");
	var string = '<tr><td class="results_label" width=85% height=25>'+label+':</td>';
	return string;
}
function ResultValue(val){
	var string = '<td class="results_value">'+val+'</td></tr>';
	return string;
}
function TotalLabel(label){
	label = new String (label);
	label = label.replace(/\s+/g,"&nbsp;");
	var string = '<tr><td class=results_header height=25><font color=#000000>'+label+':</td>';
	return string;
}
function TotalValue(val){
	var string = '<td class="results_header">'+val+'</td></tr>';
	return string;
}
function ResultFooter(MorTax_ReductionFlag){
	var string = '';
	string += '</table>';
	if(MorTax_ReductionFlag){
		string += '<BR><BR>'+MorTax_Reduction+'';
	}	
	return string;
}